Casa indipendente in Via Madonna delle Grazie, 24, Zona Via Gaeta, Ceccano,
Il civico esatto è il 10 (errore della mappa che non dipende dall'inserzionista). Le planimetrie sono state da noi realizzate solo per dare una idea degli spazi: Non sono precise ma realistiche. Tipica porzione di Antico Fabbricato a destinazione Abitazione. A parte il deposito tutta la struttura è in pietra di tufo (…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €58,000 for 140 sqm, the asking price is €414/sqm, but in 'needs renovation' condition the estimated total cost is about €1,114/sqm including ~€700/sqm works. That is well above the local baseline of €577/sqm, though the description does mention solid structure, good roof, utilities on site, garage/courtyard, and near-center location.
More on the house and the area
This is a solid, real house rather than a shell: roofed, furnished, with usable rooms, heating and utilities to reactivate. Its appeal is more in the thick tuff-stone structure, old-fashioned proportions and private courtyard than in any dramatic setting. Charming and affordable, but it needs renovation to become a dream home.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€28,000 – €49,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Interiors are dated and need real modernization.
- Only one very small bathroom is shown; a larger bathroom is likely needed.
- Outdoor space is pleasant but modest, with no notable view.
- Some outbuilding/storage areas are rough and unfinished.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 54/100The cluster is in the Sacco valley, with farmed low hills and the Monti Lepini rising nearby to the west. The Amaseno valley and the first Lepini slopes are within the local area, while the more mountainous interior of the range lies farther back. Frosinone is the nearest larger town, with the main rail and road services, hospitals and secondary schools for the area. Ceccano itself is known locally for its medieval hilltop core and the Castello dei Conti de Ceccano above the town.